San Francisco, CA Short-Term Rentals: Night Caps (2026)

San Francisco has one of the nation's strictest STR night-cap regimes. Under Administrative Code Chapter 41A, the 'Short-Term Residential Rental' ordinance, a permanent resident may rent their unit short-term (less than 30 nights) only if registered with the Office of Short-Term Rentals (OSTR). Un-hosted rentals, where the host is not physically present, are capped at 90 nights per calendar year. Hosted rentals, with the permanent resident on-site, have no cap but the host must still be the primary resident living there at least 275 days per year. Platforms (Airbnb, VRBO) are required to verify the host's OSTR registration number before allowing listings and to remove non-compliant listings. Violations carry penalties up to $1,000 per day per unit, and Chapter 41A was amended in 2017 after the city sued the major platforms. Commercial operators running multiple unhosted properties are prohibited. Permanent resident means occupying the unit as principal residence for at least 275 days each year, documented via utility bills, ID, and voter registration.